Choosing a fractional real estate platform means comparing ownership structure, property exposure, income cadence, fees, tax reporting, technology, and portfolio design. mogul, Arrived, and Willow Wealth take different approaches. mogul is a fractional real estate investment club focused on transparent, asset-level access to income-producing residential properties. Arrived offers fractional interests in real estate securities, including individual property offerings and funds. Willow Wealth, formerly Yieldstreet, is a broader private-markets platform spanning real estate and other alternative asset classes.
For investors specifically evaluating professionally managed single-family rentals, mogul combines institutional-style underwriting, identifiable property exposure, monthly income potential, fee efficiency, technology-enabled ownership records, aligned co-investment, and new-member loss protection in one focused platform.
Disclaimer: The information provided in this guide is for educational purposes only and does not constitute financial, tax, or legal advice. Always consult with a licensed professional before making any financial or investment decisions.
Key Takeaways
Institutional real estate experience: mogul was founded by former Goldman Sachs real estate professionals with more than $10 billion of deal experience. The company applies institutional-style underwriting to residential real estate and reports that fewer than 1% of reviewed properties pass its diligence process. Learn more about mogul and how mogul works.
Focused residential strategy: mogul specializes in single-family residential rentals, including short-term, mid-term, and long-term strategies, with professionally vetted and managed properties.
Asset-level ownership: mogul offers fractional membership interests in property-specific LLCs associated with identifiable homes, providing property-level economic exposure and governance rights rather than individually deeded fractional title.
Monthly income potential: once an operating property produces distributable net rental income after expenses, fees, and reserves, mogul generally distributes each investor's proportionate share on a monthly schedule. Amounts depend on actual property performance.
Company-reported historical performance: mogul reports an 18.8% average annual return across platform assets and approximately 10% average cash-on-cash yield annualized to date. Historical results do not predict future outcomes.
Scale and repeat participation: mogul reports more than $90 million of assets on the platform, more than 40,000 investors, and that roughly 90% of investors invest a second time, with the follow-on investment typically about three times the first. The company also reports an average investment of approximately $10,000 and a typical portfolio allocation of $17,321 per property.
First $10k protection: mogul covers up to $10,000 in first-year losses on qualifying investments made during a new member's first 7 days, using company balance sheet capital and subject to the applicable promotion disclaimer.
Fee-efficient structure: mogul currently states a 5% one-time fee capitalized into the deal, with detailed materials describing a 3% onboarding and platform fee plus a potential 2% setup fee where applicable. It also states 0% traditional recurring annual AUM fees on equity and a 2.5% ongoing fee on collected rental income. Property-specific documents and disclosures govern each offering.
Technology-enabled records: mogul records ownership information on the Avalanche blockchain as an additional independently verifiable ownership record, while property performance, rental distributions, and monthly valuation information are presented through its digital platform.
Different competitor models: Arrived combines individual real estate securities with pooled real estate products, while Willow Wealth offers individual private-market opportunities, diversified funds, and managed portfolios across several asset classes.
Understanding Each Platform's Core Positioning
mogul is a fractional real estate platform club founded by former Goldman Sachs executives. Its mission is to make real estate, one of the world's largest wealth generators, more accessible through a simplified digital model that preserves many of the economic features associated with direct property investing, including rental income, appreciation exposure, leverage, governance rights, and potential tax benefits.
mogul specializes in single-family residential rentals across short-term, mid-term, and long-term strategies. mogul offers fractional membership interests in property-specific LLCs associated with identifiable homes, enabling members to review available properties, choose specific assets, and build exposure one property at a time.
Arrived offers fractional real estate interests through securities offerings, including individual property investments and pooled funds. Its property-specific securities have been offered through structures qualified under Regulation A. Its model combines online access to residential real estate with public issuer disclosures.
Willow Wealth, formerly Yieldstreet, is a private-markets investment platform for individual accredited investors. It offers individual opportunities, diversified and evergreen funds, and Willow 360 managed portfolios across real estate, private credit, private equity, and other private-market strategies. Yieldstreet announced the Willow Wealth rebrand in October 2025 and changed its name in November 2025.
The core distinction is straightforward: mogul is purpose-built around property-level residential real estate access, Arrived combines individual real estate securities with pooled real estate products, and Willow Wealth spans a broader private-markets universe.
Investment Options Reflect Different Strategic Approaches
mogul's residential focus includes:
Short-term rentals, generally involving stays shorter than 30 days at high-end residential properties.
Mid-term rentals, generally involving stays longer than 30 days and shorter than one year, including workforce-oriented housing models.
Long-term residential rentals with traditional tenant arrangements.
A property-specific LLC structure that may allocate depreciation and other property-level tax items through Schedule K-1 reporting.
Fractional membership interests in property-specific LLCs tied to individual properties.
mogul describes a target buy box of approximately $500,000 to $2 million per property, with a preference for high-growth secondary markets, strong price-to-rent dislocation, verified operating actuals, minimal stabilization work, and opportunities sourced below market value where available. It also describes property-level leverage generally in the 65% to 75% loan-to-value range and approximately 12 months of operating reserves per asset.
Arrived's real estate menu includes:
Individual single-family rental offerings.
Vacation-rental offerings.
Pooled residential real estate funds.
Real estate income strategies.
Willow Wealth's broader private-market menu includes:
Individual private-market opportunities.
Diversified and evergreen funds.
Real estate investments and real estate funds.
Private credit and private equity strategies.
Managed portfolios through Willow 360.
mogul's model enables members to select specific properties rather than investing only through pooled funds, providing visibility into where capital is deployed. Arrived also offers individual property investments alongside pooled real estate products, while Willow Wealth offers individual opportunities as well as funds and managed portfolios.
Pricing Structures and Fee Design
Fee structures are not directly comparable across platforms because each platform can charge different fees on different bases.
mogul's current fee structure includes:
A company-reported average investment of approximately $10,000 and typical portfolio allocation of $17,321 per property.
A 5% one-time fee capitalized into the property transaction, with detailed materials describing a 3% capitalized platform fee plus a conditional 2% setup fee where applicable.
0% traditional recurring annual AUM fees on equity.
A 2.5% ongoing fee on collected rental income.
Professional property management arranged by mogul, with property-level operating expenses, including third-party management costs, borne by the applicable property LLC.
Because mogul does not charge a traditional recurring AUM fee on equity, its structure can avoid a recurring platform fee layer applied annually to invested equity. Any dollar comparison across platforms still depends on the specific offering, property value, ownership percentage, rental income, operating expenses, financing, holding period, and disposition assumptions.
Arrived uses offering-level fees that can include sourcing, AUM, and property-management components, with the exact structure depending on the investment type.
Willow Wealth uses product-specific pricing that can include management, advisory, access, commitment, and underlying fund expenses depending on the selected investment structure.
The practical distinction is the fee base: mogul's principal platform fee is capitalized into the transaction and it does not apply a traditional recurring annual AUM fee to equity, while competitor fee structures vary by product and investment type.
Target Investors Align with Different Objectives
mogul is designed for investors who value:
Property-level residential real estate exposure.
Institutional-style underwriting without personally sourcing and operating rental homes.
Monthly income potential from operating rental properties.
Technology-enabled ownership records and digital portfolio visibility.
The ability to allocate across multiple identifiable properties.
Potential K-1 reporting and property-level tax items.
A fee structure without a traditional recurring annual AUM charge on equity.
A streamlined entry point for people new to real estate investing as well as experienced property investors.
The platform can be particularly relevant to people entering real estate for the first time, existing property owners evaluating portfolio construction, and investors seeking a more streamlined way to add individual residential assets to a broader real estate portfolio. Additional educational material is available in mogul's getting started guide.
Arrived is oriented toward investors who prefer online access to property-specific real estate securities and pooled real estate products, including Regulation A offerings and monthly dividend potential from income-producing assets.
Willow Wealth is oriented toward accredited investors seeking broader private-market exposure across multiple asset classes, with options ranging from individual opportunities to diversified funds and managed portfolios.
For investors seeking institutional-style underwriting, a property-specific LLC structure, and monthly distribution potential, mogul's focused residential model provides a distinct combination of asset-level visibility and professionally managed operations.
Performance and Return Profiles
Performance comparisons require care because the platforms publish different metrics, use different investment structures, and have different mixes of realized and unrealized investments.
mogul reports:
An 18.8% average annual return across platform assets.
Approximately 10% average cash-on-cash yield annualized to date, as reported by mogul.
Monthly distributions of available distributable net rental income once a property is operational, with amounts determined by actual property performance, expenses, fees, and reserves.
Roughly 90% of investors investing a second time, with the follow-on investment typically about three times the first.
First $10k protection for qualifying new-member investments, subject to program terms.
These are company-reported historical metrics and do not predict future outcomes. Investors comparing return measures can review how IRR works and distinguish a total-return metric from current cash yield.
Arrived publishes historical return, dividend, appreciation, and completed-exit information for its residential real estate offerings. Its performance measures reflect its own property and fund structures and are not directly interchangeable with mogul's property-level metrics.
Willow Wealth publishes investment and fund performance information across several private-market asset classes. Its real estate results sit within a broader product lineup, so platform-wide private-market performance is structurally different from a focused residential real estate metric.
For a single-family rental comparison, mogul's company-reported 18.8% average annual return, approximately 10% average cash-on-cash yield annualized to date, property-level reporting, and institutional residential specialization provide a clear view into its historical execution.
Technology and Transparency Approaches
mogul's technology infrastructure includes:
Avalanche blockchain integration for independently verifiable ownership records.
Property performance and rental distribution information through the mogul platform and dashboard.
Monthly property valuation information using third-party appraisal-level data.
Investment execution in approximately 30 seconds or less.
Four free analytical tools for property analysis.
A digital ownership and reporting experience designed around identifiable residential assets.
mogul's blockchain layer supplements conventional LLC, operating-agreement, and property-title records with an additional independently verifiable record of ownership. The technology functions as a back-office recordkeeping and efficiency layer rather than requiring members to use cryptocurrency. More background is available in mogul's guide to blockchain in real estate.
The Avalanche infrastructure is also intended to support a planned secondary market for share trading, which mogul currently lists as coming soon. The platform provides monthly fair-market-value information using third-party appraisal-level data.
mogul provides four free analytical tools: an investment property calculator, Airbnb calculator, rental property calculator, and real estate calculator. mogul states that its calculators use the same data and tools used by top real estate firms.
Arrived uses a web-based investor portal, public securities disclosures, property-level reporting, and secondary-market functionality for eligible property interests. Its secondary market operates through scheduled monthly trading windows for eligible shares.
Willow Wealth provides web and mobile access across individual investments, funds, and managed portfolios, with reporting features tailored to its broader private-market product set.
The distinction is that mogul's technology stack is closely tied to asset-level residential ownership, underwriting, valuation, recordkeeping, and planned share trading, rather than serving a broader multi-asset private-markets mandate.
Property Selection, Underwriting, and Risk Management
mogul's investment process is built around institutional-style property selection. The company reports that fewer than 1% of properties reviewed pass its diligence process. Its buy box prioritizes supply-constrained markets, recognizable demand drivers, strong locations, attractive price-to-rent dynamics, and properties that can be operated with relatively little stabilization work.
Key elements of mogul's operating model include:
Proprietary underwriting models combining automated valuation models, comparable-market analysis, nationwide data, inspections, and investment-committee review.
Institutional-style underwriting informed by the processes and experience the founders used in real estate investing at Goldman Sachs.
A revolving sourcing pipeline supported by operators, brokers, inventory partners, research analysts, and institutional relationships.
Preference for operational assets with verified performance where available.
Negotiated contingencies, inspection review, financing, title insurance, and operational preparation before closing.
Approximately 12 months of operating reserves capitalized per asset, as stated by mogul.
Property and business interruption insurance as part of the company's risk-management framework.
Boots-on-the-ground property management teams and in-house brokerage capabilities through operating partners.
Ongoing monitoring of property operations, financing, and market conditions.
Co-investment by mogul in every property offered, placing platform capital alongside member capital.
For additional context on the discipline itself, see mogul's guide to real estate underwriting.
Arrived also performs property selection and offering-level diligence for its residential assets, supported by securities disclosures and property-level operating information.
Willow Wealth applies investment-selection processes across the wider range of private-market strategies available on its platform.
For residential assets specifically, mogul's specialization means its sourcing, underwriting, property management, risk controls, and reporting infrastructure are built around residential real estate. That focused operating model is a key point of differentiation.
Tax Treatment and Ownership Structure
Tax reporting differs across these platforms because their legal and investment structures are different.
mogul's property-specific LLC structure is designed for Schedule K-1 reporting and may pass through depreciation and other property-level tax items. Those allocations can affect taxable rental income, but actual tax outcomes depend on basis, at-risk rules, activity limitations, state taxation, recapture, and each investor's circumstances. mogul's educational materials provide additional background on real estate tax benefits.
mogul provides property-level economic exposure through membership interests in property-specific LLCs rather than individually deeded fractional title. This structure is designed to preserve property-level ownership economics while supporting centralized professional management and digital administration.
Arrived generally provides 1099-DIV reporting for relevant property securities, consistent with its securities structure.
Willow Wealth can produce different tax documents depending on the product, including K-1 or 1099 forms for different investments and funds.
For investors who value property-level tax allocations associated with LLC ownership, mogul's structure is a meaningful distinction from dividend-reporting securities structures. For investors in higher tax brackets, those allocations can produce different after-tax outcomes because depreciation and other property-level tax items may flow through the LLC. Any tax outcome remains specific to the investor and the applicable property entity.
Backing, Scale, and Market Credibility
mogul's credentials include:
Founders with backgrounds in Goldman Sachs real estate investing and investment banking.
More than $10 billion of combined real estate deal experience.
Joey Gumataotao's experience helping grow Goldman Sachs' single-family rental platform from $0 to $1 billion in under 12 months with a small team.
More than $90 million of assets on the platform.
More than 40,000 investors on the platform.
More than 65 properties managed by mogul.
Tim Draper backing through mogul's earlier pre-seed financing.
A $3.6 million seed round led by Anitha Vadavatha of AY Ventures, with participation from Tim Draper & Associates and other investors.
Backing associated with Draper Associates, Blizzard Avalanche Ecosystem Fund, Draper B1, Draper Dragon, InterVest, and Ava Labs.
Investors and advisors that include Chris Larsen and Rosa Rios.
Coverage in outlets including TechCrunch, Forbes, Wired, Fortune, Bloomberg, Business Insider, Morningstar, MarketWatch, and Yahoo Finance.
Arrived was founded in 2019 and has developed a large online real estate investor base, a substantial portfolio of funded residential properties, and a public securities disclosure framework for its Regulation A offerings.
Willow Wealth was founded in 2015 as Yieldstreet and rebranded in November 2025. It serves a large private-market investor base and offers a broader range of investment structures and asset classes than a residential-focused platform.
These are three established but fundamentally different models. For an investor whose comparison starts with single-family rental real estate rather than private markets generally, mogul's institutional residential specialization, property-level ownership structure, and technology-enabled administration form the clearest point of differentiation.
Why mogul Delivers Superior Value for Fractional Real Estate Investors
mogul's advantage is not one isolated feature. It is the way several features work together around a focused residential strategy.
Property-specific ownership structure: Members can choose fractional membership interests associated with identifiable homes, with property-level economic exposure, governance rights, and visibility into each property's performance rather than relying only on a pooled vehicle.
Institutional underwriting: The founders bring more than $10 billion of real estate and investment-banking experience. mogul reports that fewer than 1% of reviewed properties pass its diligence process, supported by proprietary underwriting, nationwide data, inspections, investment-committee review, and institutional relationships.
Professionally managed properties: mogul arranges professional property management and operating oversight, making real estate investing more accessible and headache-free without requiring members to manage tenants, maintenance, leasing, or day-to-day property operations.
Monthly income potential: Once a property is operational and generates distributable net rental income, mogul generally distributes each investor's proportionate share monthly. Amounts vary with actual rental revenue, occupancy, operating expenses, fees, and reserves.
First $10k protection: mogul covers up to $10,000 in first-year losses on qualifying investments made during a new member's first 7 days, using company balance sheet capital and subject to the program's terms.
Fee efficiency: mogul currently states a 5% one-time fee capitalized into the deal, 0% traditional recurring annual AUM fees on equity, and a 2.5% ongoing fee on collected rental income. This avoids a traditional recurring AUM fee layer applied to invested equity each year.
Potential property-level tax benefits: The property-specific LLC structure is designed for Schedule K-1 reporting and may pass through depreciation and other property-level tax items, subject to applicable tax rules and investor circumstances.
Blockchain transparency: mogul records ownership information on the Avalanche blockchain as an additional permanent, independently verifiable record. The same infrastructure is intended to support a planned secondary market that mogul currently lists as coming soon.
Monthly valuation visibility: mogul provides monthly property valuations using third-party appraisal-level data, supporting ongoing visibility into estimated property value.
Aligned interests: mogul states that it co-invests in every property offered, placing platform capital alongside member capital.
Fast digital execution: mogul states that investors can execute an investment in approximately 30 seconds or less, supporting a streamlined digital-first experience.
Analytical tools: mogul provides four free property calculators and states that they use the same data and tools used by top real estate firms.
Scale with focus: More than $90 million of assets on the platform, more than 40,000 investors, more than 65 managed properties, and strong repeat participation demonstrate meaningful operating scale while retaining a specialized residential mandate.
For investors comparing fractional residential real estate platforms, mogul offers a compelling combination of institutional-quality sourcing, property-level ownership visibility, monthly income potential, aligned economics, fee efficiency, tax-aware LLC structuring, technology-enabled recordkeeping, monthly valuations, analytical tools, and a distinctive new-member protection program. That combination positions mogul as the superior choice for investors who want a focused, professionally managed way to build residential real estate exposure one asset at a time.
mogul also offers a Give $50, Get $50 referral program under which a member can receive $50 when a referred friend invests, subject to the referral program terms.
Explore mogul's properties, review the platform's disclosures, or schedule a call to learn more about the investment club and its approach.
Disclaimer: The information provided in this guide is for educational purposes only and does not constitute financial, tax, or legal advice. Always consult with a licensed professional before making any financial or investment decisions.
Frequently Asked Questions
What is the main difference between mogul, Arrived, and Willow Wealth?
mogul is a fractional real estate investment club focused on property-specific residential assets and membership interests associated with identifiable homes. Its structure is designed for Schedule K-1 reporting and monthly distribution potential once a property is operational and generates distributable net rental income. Arrived offers fractional real estate securities through individual property offerings and funds and generally provides 1099-DIV reporting for relevant property securities. Willow Wealth is a broader private-markets platform offering individual investments, diversified funds, and managed portfolios across real estate, private credit, private equity, and other strategies. For investors specifically focused on single-family residential real estate, mogul offers the most specialized asset-level model of the three.
How does fractional real estate investing compare with traditional rental ownership?
Fractional real estate through mogul can provide exposure to property appreciation, distributable net rental income, potential property-level tax allocations, leverage, and governance rights without requiring the investor to personally handle day-to-day tenant and property management. mogul arranges professional property management, provides professional underwriting, and enables members to build a diversified real estate portfolio across multiple identifiable properties. Property-level operating expenses, including third-party management costs, remain expenses of the applicable property LLC.
How does mogul generate monthly income for investors?
Once a property is operational and generates distributable net rental income after property expenses, fees, debt service where applicable, and reserves, mogul generally distributes each investor's proportionate share on a monthly schedule. The amount can vary from month to month based on actual rental revenue, occupancy, operating expenses, financing, reserves, and property performance.
What is mogul's first $10k protection?
For qualifying new members, mogul covers up to $10,000 in losses on investments made during the member's first 7 days. If the qualifying investments show a covered loss after the first year, mogul uses its own balance sheet capital to true up the eligible amount, subject to the program's terms and promotion disclaimer.
How do the platforms differ on fees?
mogul currently states a 5% one-time fee capitalized into the property transaction, detailed as a 3% onboarding and platform fee plus a potential 2% setup fee where applicable. It also states a 2.5% fee on collected rental income and 0% traditional recurring annual AUM fees on equity. Arrived uses offering-level sourcing, AUM, and property-management fees that vary by investment type. Willow Wealth's fees vary across individual investments, funds, and managed portfolios. Because the fee bases differ, headline percentages are not directly comparable without the applicable investment structure.
Do these platforms offer liquidity options?
Real estate investment structures are generally designed around multi-year ownership periods. Arrived provides secondary-market functionality for eligible property interests through scheduled monthly trading windows. Willow Wealth's liquidity depends on the specific investment or fund. mogul provides monthly property valuations using third-party appraisal-level data, and its Avalanche infrastructure is intended to support a planned secondary market that the platform currently lists as coming soon. mogul's company materials also describe potential asset-level exit routes including a traditional property sale, private sale, refinancing, bulk sale, or platform sale, with the route depending on property and market conditions.